SACAT Tenancy Dispute South Australia

What SACAT Handles

The South Australian Civil and Administrative Tribunal is the forum for residential tenancy disputes in SA. It resolves disagreements between landlords and tenants that the parties can't settle directly — repair orders, bond disputes, compensation claims, rent adjustments, and termination applications. It also hears reviews of Housing Safety Authority orders.

SACAT is not a court, but its decisions are binding. It can order a landlord to carry out specific repairs, award a tenant financial compensation, adjust the rent, or make a possession order directing the tenant to vacate.

How to File

Applications are submitted through the SACAT online portal. The standard filing fee for a residential tenancy matter is $93 as of July 2026. Both landlords and tenants can file.

When filing, you select the type of dispute (repairs, bond, termination, compensation, HSA order review) and attach supporting documents. The more organised your submission, the faster the process moves.

What Landlords Typically Need SACAT For

Bond disposition. When the tenant and landlord disagree on how the bond should be split at the end of a tenancy, either party applies to SACAT for a determination.

Possession orders. If a tenant doesn't vacate after a valid termination notice, the landlord applies for a possession order. SACAT will verify the notice was served correctly and the termination ground is legitimate.

Compensation for tenant damage. If the bond doesn't cover the damage, the landlord can apply for compensation. SACAT distinguishes between tenant damage and fair wear and tear.

Rent arrears. Applications for unpaid rent orders.

What Tenants Typically Bring Against Landlords

Repair orders. A tenant who has submitted a Section 68 repair request and received no adequate response can apply for a binding repair order. SACAT can set a deadline and impose conditions.

Compensation for disrepair. If the landlord's failure to repair caused loss, inconvenience, or health effects, SACAT can award compensation.

Bond refund. A tenant who believes the landlord is wrongly withholding the bond applies for an order releasing it.

Rent reduction. If the property is partly unusable due to disrepair, SACAT can reduce the rent for the affected period.

How Compliance Shapes the Outcome

SACAT doesn't just look at the specific dispute — it evaluates whether both parties met their statutory obligations throughout the tenancy. A landlord's position in any proceeding is stronger when they can demonstrate:

• Pre-tenancy compliance. The property met the minimum housing standards on day one (Section 67A). Evidence: the signed property inspection sheet, pre-let photographs, and any trade certificates for recent work.
• Repair diligence. Every tenant repair request was acknowledged, classified, and addressed within a reasonable timeframe. Evidence: a dated repair log showing the request date, contractor engagement date, applicable certificate reference, and completion date.
• Lawful entry. Every property visit followed the Section 72 notice rules — routine inspections with 7–28 days' notice, repairs with 48 hours, and no more than four inspections per year. Evidence: copies of written entry notices.
• Bond lodgement. The bond was lodged with the Commissioner through Residential Bonds Online.
• Disclosures. Form A1, the CBS Tenant Information Guide, and any required sale or embedded network disclosures were provided.

A landlord who can't produce these records is asking SACAT to take their word for it. The tribunal prefers documents.

Preparing for a Hearing

Bring every piece of paper in your compliance file. Specifically:

• Signed tenancy agreement
• Property inspection sheet (start of tenancy)
• Photographs from the pre-tenancy inspection and any subsequent routine inspections
• Section 68 repair log with all applicable trade certificates and contractor invoices
• Copies of every written entry notice you issued
• Bond lodgement confirmation from Residential Bonds Online
• Any correspondence with the tenant (repair requests, breach notices, rent arrears letters)

Organise them in chronological order. SACAT members work through disputes quickly and appreciate a landlord who presents their evidence systematically.

HSA Order Reviews

If the Housing Safety Authority issues a Housing Improvement Order and you disagree with it, you have 28 days to lodge a review application at SACAT. The tribunal can confirm, vary, or set aside the order. Bring your pre-let audit records, trade certifications, and evidence of what the property's condition actually is — ideally recent photographs and an independent building inspection report.

The SA Rental Minimum Standards guide provides the audit worksheets and log templates that produce exactly the kind of organised compliance evidence SACAT expects — from the pre-let inspection through to the Section 68 repair trail.

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